Top 5 Myths About Home Appraisals — Debunked
Home appraisals can feel mysterious — even to experienced homeowners. Whether you’re preparing to sell, refinance, or handle a private transaction, misinformation about the process can lead to confusion or frustration.
At Colby Dunagan Appraisals, we believe transparency creates confidence. So let’s break down five of the most common myths about home appraisals — and what homeowners should really expect.
🏡 Myth #1: The Appraisal Always Matches the Contract Price
Appraisers don’t confirm or “approve” the sale price — they independently determine whether the price is supported by the market. Sometimes it aligns perfectly, but not always.
If recent comparable sales don’t justify the contract price, the appraised value may come in lower. This doesn’t mean the deal is lost — it simply means the data doesn’t fully support that number. Appraisals are designed to protect both buyers and lenders by ensuring the home’s price reflects real, current market conditions.
📊 Myth #2: Online “Estimates” Are Just as Good as an Appraisal
Online tools can be useful for general insight, but they can’t replace a professional appraisal. Those algorithms don’t know your home’s condition, upgrades, or layout, and they rely on incomplete public data.
A certified appraiser physically inspects your property, analyzes current market activity, and makes adjustments for unique features. The result? An accurate, defensible opinion of value — not a computer guess.
🧱 Myth #3: Appraisers Work for the Buyer or the Seller
Appraisers work for the client — and that client depends on the situation. In lender-based transactions, the lender is the client, even if the buyer pays for the appraisal.
For private or pre-listing appraisals, the homeowner is the client. In either case, appraisers are required to remain independent and unbiased. Their job is not to “hit a number,” but to develop an honest, supported opinion of value.
🕒 Myth #4: An Appraisal Is Good Forever
An appraisal is technically only valid on the day it’s completed — it’s a snapshot in time.
For most lending purposes, an appraisal remains acceptable for 90 to 120 days, but markets can change quickly.
If you’re getting a pre-listing or private appraisal, the best practice is to schedule it as close as possible to when you’ll actually use it. That way, your opinion of value reflects current data and conditions.
💡 Myth #5: Making Cosmetic Improvements Will Instantly Boost Value
Fresh paint and décor can make your home more appealing, but not every project adds measurable value. Appraisers look at quality, functionality, and market relevance.
Upgrades like a new HVAC system, roof replacement, or updated kitchen can have more lasting impact than trendy finishes. If you’re preparing for an appraisal, focus on maintenance and condition before making major changes.
✅ Final Thoughts
Appraisals don’t have to be confusing — they’re simply a professional, data-backed look at your home’s value in today’s market. By understanding what an appraisal really measures (and what it doesn’t), you can make confident, informed decisions before you sell, refinance, or plan your next move.
At Colby Dunagan Appraisals, we provide San Antonio homeowners with clear, unbiased opinions of value for pre-listing, estate, and private-sale purposes.
👉 Have questions about your home’s value? Call us today — and if you decide you don’t need a full appraisal, Brandi Dunagan (Certified Residential Appraiser & licensed Realtor®) can prepare a detailed market analysis of your home.